I have just been advised by my financial adviser that my Goddington property lawyer is not on the mortgage company Solicitor panel. How can I be sure if this is correct?
Your first step should be to contact your Goddington lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I have given 8 weeks notice to my existing landlord and must vacate my rented apartment in Goddington by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as I wish to avoid having to move into short term accommodation?
Generally one should not serve notice on a rental unless exchange of contracts has taken place. If you have not already done so, notify to your lawyer and request that they seek the assistance the sellers solicitors, try to an agreed time frame that everyone will aim towards
In what way does my ID and proof of funds have anything to do with my conveyancing in Goddington? Why is this being asked of me?
Goddington conveyancing solicitors as well as nationwide property lawyers accross the UK have a duty under money laundering regulations to check the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to produce two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Utility Bill no older than three months).
Evidence of the origin of funds is also required under the money laundering statutes as conveyancers are required to ensure that the money you are utilising to buy a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has come from legitimate source (such as an inheritance) and is not the proceeds of illegitimate activity.
My friend advised me that if I am purchasing in Goddington I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Goddington conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Goddington around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Goddington.
I am intending to rent out my leasehold flat in Goddington. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Goddington do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Goddington. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the amount due.
An example of a Lease Extension matter before the tribunal for a Goddington premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.
We are soon to exchange buying a house in Goddington but as a consequence of wreckage from the recent storms I have agreed reparation from the owner of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet the mortgage company will not agree to this. Why were they informed?
The lawyer listed on a bank approved list is required to inform the mortgage company of any amendments to the sale figure. If you did not allow your property lawyer to notify the price change to your mortgage company then they would have to discontinue acting for you and the mortgage company.